Florida’s hospitality market is as dynamic as its coastline. But with revenue per available room (RevPAR) shifting by season based around Florida’s tourism trends and labor costs rising fast that drag down a property’s net operating income, many hotels are struggling to maintain consistent profitability. That doesn’t always stop appraisers from issuing sky-high valuations. Key Issues…
For multifamily property owners, property taxes represent a major operating expense, which if over assessed can decrease the value of your property. The amount on your property tax bill is based upon assessed property values. In theory, these assessments should reflect the property’s fair market value. However, that’s not always the case as property appraisers may…
For many commercial property owners in Florida, property taxes represent one of the largest recurring annual operating expenses. But while taxes are a known line item, overpaying them is often a hidden drain on long-term profitability for an asset. Let’s break down the real costs of over-assessment—and why you should care. 1. It Hurts Your NOI—and…
It’s that time of year again!! If you are an Owner or Manager of real estate in Florida, you should have received your 2025 TRIM (Truth in Millage) Notice(s). An appeal of your property’s Fair Market Value must be filed within 25 days of the date the TRIM Notice was mailed or the date that is specified on…
Every year, thousands of Florida property owners file appeals challenging their property assessment. But naturally, counties with greater populations (and therefore, number of properties) see significantly more appeals than others. Why? Because of how they assess—and sometimes over-assess—commercial real estate. Mass appraisal is an efficient and effective process but can lead to errors and oversights which…
Near the end of every summer, Florida commercial property owners receive a TRIM notice in the mail. But while it may look like a routine document, this notice could mean thousands of dollars in unnecessary tax expenses if left unchallenged. So how do you know if your 2025 property assessment is accurate—or way off base? What…
When it comes to Florida’s complex and county-specific property tax system, hiring local matters. Big national firms bring resources, but they can’t always match the on-the-ground insight that a Florida-based consultant delivers. We’ve spent decades building relationships with assessors across the state. We are aggressive, fair, balanced and operate with integrity. These relationships can be the…
As summer comes to a close and life starts to ramp up again, the TRIM notice for your property arrives in the mail. If you suspect the valuation to be too high, by the time you’ve started putting together documents for an appeal, the window of opportunity has already been slammed shut. Florida’s appeal deadlines are…
Retail in Florida is far from dead, it’s evolving. Neighborhood centers are transforming into mixed-use lifestyle hubs, incorporating residential and recreational spaces to attract a market. Big box spaces are being converted or subdivided. Tenants are renegotiating lease terms and landlords are getting creative. But not all retail developments can or will be transformed and their…
So, you own land, you’ve crafted a vision, maybe even worked through the entitlement process. But your property is still dirt—and your tax bill is sky-high. Welcome to the strange reality of owning land in Florida. There are many factors to consider when valuing vacant land, among them are the underlying zoning and approvals or entitlements…
